Regent's Park · Westminster · Cities of London and Westminster constituency · 51.53329, -0.16804

NW8 7AD— Regent's Park, Westminster

Location and area intelligence for NW8 7AD, Regent's Park, Westminster

High-connectivity investment target

 

Top 10% LondonSchools 100%Safety 73/100Transport 48/100Yield 4.00%⚠ Knotweed sites nearby

Best for: Families

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Investment-grade — strong yield and growth signals

Liveability
73
Safety
73
Schools
90
Transport
48
Environment
83
Investment
66

The bottom line

NW8 7AD offers exceptional schools (100% Good/Outstanding), low crime, fast broadband and a green environment — strong value for Families who can accept its trade-offs.

The catch: 4 Japanese knotweed sites within 400m — may affect mortgage applications.

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Location

NW8 7AD

Area Profile & Benchmarks

Area identity and London comparisons

Area Identity

Inner city
Very highYoung professionals
Buyer fit: ExcellentInvestment outlook: NeutralRisk: Low

London Benchmarks

vs London income-0.7% vs London avg
vs London crime+70.0% vs London avg

Deep-dive guides for NW8 7AD

🛡️Crime & SafetyCrime rate, trends & breakdown by type🎓SchoolsOfsted ratings, exam scores & distances🏠Rental MarketAverage rents, demand & void risk

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“High-connectivity investment target”

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How NW8 7AD has changed

Schools

18 Apr

Nearest schools and Ofsted ratings

90

Education score

Excellent for families
★ Top school within 1km
★★

Primary

St John's Wood Primary School

Good · Inspected Sept 2019 · 1 min walk

KS2: 107.4

★★

Secondary

The UCL Academy

Good · Inspected May 2024 · 12 min walk

P8: -0.14A8: 46.7

100% of local schools rated Good or Outstanding · based on 22 schools within 1.5km

Top 10% — exceptional provision

Childcare

★★★

Childcare

Portman Early Childhood Centre

Outstanding · 11 min walk

3 primaries · 2 secondaries · 1 childcare — within 1km

Safety

13 Jul

Crime rates and local incidents

Low crime

110.8 incidents per 1,000 residents

Among London's highest crime areas
→ Stable

-75% vs borough

Crime by type

Other42%
Burglary13%
Violence & sexual offences13%
Anti-social behaviour11%
Vehicle crime10%
Robbery5%
Theft3%
Drug offences2%

Road safety

100

Road safety score

0

Accidents (5yr)

1

Serious within 200m

Fire risk

LOW

Risk band

0

Incidents (1yr)

1

Incidents (5yr)

Nearest station: Paddington Fire Station · 1.8km

Crime is +70% above London average

Property

Prices, sales volume and market trends

Avg floor area70.9 m²

EPC breakdown

B
2%
C
24%
D
17%
E
3%
F
1%

Based on 47 properties · Confidence: high

Street mix

Flat 100%

LHA rates — Inner North London

Shared room£708/mo
1 bedroom£1440/mo
2 bedrooms£1794/mo
3 bedrooms£2160/mo
4 bedrooms£3060/mo

Current mortgage rates

2-year fixed4.58%
5-year fixed4.32%
SVR7.25%

Bank of England (monthly average)

Affordability

Energy & construction

Solar yield852 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium
Rebuild cost estimate£177,250
Rebuild cost per m²£2,500/m²

BCIS London average 2024. Excludes land value. Use for building insurance sum insured guidance only.

Construction era1930-1949
WallsSolid brick, as built, no insulation (assumed)
Roof(another dwelling above)
Heating fuelmains gas (not community)
GlazingFully double glazed
Council tax band Band EAnnual charge £1,107
Price growth potentialModerate

Market History

Price trajectory, velocity and distribution

Price Trajectory

1996–2024 · CAGR

+7.7%

Total change

+700%

Market Activity

Price Velocity & Acceleration

Current Velocity

+7.0%

per year

Acceleration

+2.34

change in velocity

Market State

Steady growth

Velocity (%)Acceleration

Price Distribution

P25: £350k–£400k · P75: £400k–£450k · 43 sales

Property Type Mix

Total: 43 sales

Flat/maisonette100%

By decade

1990s

2000s

2010s

2020s

Market Cycle

BullCooling bullRisingSteadyRecoveryCorrectionBear

Market Eras

EraPeriodStart priceEnd priceChangeAvg sales/yr
Late-1990s boom1996–2000£105k£155k+47.6%1.8
Post-dot-com plateau2001–2004£218k£283k+29.9%1.5
Pre-crash peak2005–2007£279k£395k+41.7%3.3
GFC & correction2008–2012£404k£420k+4.1%1.7
Help-to-Buy recovery2013–2016£582k£850k+46%1.7
Brexit uncertainty2017–2017£404k£404k+0%2
Pandemic surge2020–2021£783k£610k-22%1
Rate-rise correction2022–2023£750k£785k+4.7%1.5
Current market2024–2024£840k£840k+0%1

Price Trajectory by Type

Flat/maisonette

Per-type alpha vs district

Best performer

Flat/maisonette

+1% alpha

Flat/maisonette+1% α
Local
7.3%
District
6.3%

CAGR over 26yr data window. Alpha = local CAGR − district CAGR.

Buyer vs Seller Score

Composite market conditions index 0–100

14out of 100SellerBuyer

Market condition

Strong Seller's Market

Favours sellers

Higher score = better conditions for buyers

Score breakdown

Price Velocity0
Seasonal Timing1
Trend Position40

Transport

1 Jul

Public transport accessibility and links

PTAL 3

Moderate

1a
1b
2
3
4
5
6a
6b
Below London average
St. John's Wood Underground StationJubilee line
5.2 min walk
London Marylebone

Nearby stations

St. John's Wood Underground StationJubilee
5 min walk
South Hampstead Rail StationLioness
15 min walk
Swiss Cottage Underground StationJubilee
16 min walk
London MaryleboneNational Rail
16 min walk
Marylebone Underground StationBakerloo
16 min walk
No bus stops within 400m

60

Walkability score

136

Footpaths (500m)

13

Santander docks (800m)

0.1 km

Nearest cycle dock

Central London commute times

London Bridge ★35 min
Victoria38 min ≈
Waterloo37 min ↓
Canary Wharf45 min ≈
City41 min ↑

▎ marker = outer-London average per hub. ↓ green = below average. ↑ orange = above average. ≈ grey = at average. · Source: TfL Journey Planner (sampled)

Find areas within a set commute time of your workplace →

Parking & EV

Car parks, spaces and charging points

8

Car parks (800m)

1

EV chargers (800m)

Nearest car park293m
Santander docks (800m)13
Nearest cycle dock0.1 km

Connectivity

Broadband and mobile coverage

100%

Full fibre

100%

Gigabit

100%

5G outdoor

100%

4G outdoor

Mobile operators

EEO2VodafoneThree
Avg download speed500 Mbps
Median download450 Mbps
Superfast coverage100%
All operators 5G97%

Broadband providers

BTSkyTalkTalkVodafoneVirgin Media

Environment

2 Jul

Flood risk, air quality and noise

Flood riskLOW
Low
Minimal flood risk
Surface waterNONE
No assessed surface water flood risk
Air qualityLOW
NO₂: 28.0 µg/m³ · PM2.5: 12.0 µg/m³
Better than 78% of London
NoiseLOW
none
Quieter than 70% of London
Radon riskLOW
0.5% of local properties affected
ULEZ zone · £12.50/dayCCZ: 1.4 km away✗ Not Green Belt✗ Not AONB100% green spaceTree canopy: 70%
More green space than 99% of London

Nearest SSSI: Hampstead Heath Woods SSSI — 3.9 km

Energy

Solar: 852 kWh/kWp/yrHeat pump: SuitableEPC upgrade: Medium

Ground stability

Geology: SAND AND GRAVEL

Subsidence risk: Low

Shrink-swell: Low

Running sand risk: Medium

Landslide records (2km): 1

Landslide susceptibility: Low

Insurance risk

Standard

Cost band

Low

Flood risk

Low

Subsidence risk

0.5%

Flood claim prob.

Climate

Local weather conditions and energy potential

1,526 hrs/yr

Sunshine

601 mm/yr

Rainfall

22.8°C

Summer avg

3.1°C

Winter avg

Solar yield852.4 kWh/kWp/yr
Heat pump suitableYes
EPC upgrade costMedium

Source: Met Office UK Climate Averages 1991-2020

Health

GP, dental and hospital access

PES AT SAFARIAN AND SIMON HILLINGDON

62 ST JOHNS WOOD HIGH STREET, NW8 7SH

1 min walk

8

GPs within 1km

5

Dentists within 1km

1

Care homes (1km)

Nearest hospitalHospital of St John and St Elizabeth · 481 m
Nearest A&EROYAL FREE LONDON NHS FOUNDATION TRUST · 2.2 km
A&E 4hr targetNHS target: 95% · London avg: ~68%74.1%

Amenities

Shops, restaurants, parks and more

119

Parks (1km)

16

Restaurants (800m)

11

Cafes (800m)

1

Pubs (400m)

3

Pharmacies (800m)

3

Gyms (1km)

9

Sports (1km)

6

Convenience

Nearest supermarketPanzer's Delicatessen · 295 m
3 tennis courts1 swimming pools1 sports halls

Nightlife (500m)

0

Nightclubs

1

Late-night venues

E
4,137 licensed premises in borough2,967 late-night refreshment licencesHome Office 2023/24

1

Libraries (1km)

2

Cinemas (2km)

138m

Post office

Nearby shops

St. John's Wood Food Store138 m
St Johns Wood General Store145 m
Whisson News & Food148 m
Ben's178 m

Nearby cafes

The Cherish Club98 m
Poke House124 m
England's Grace124 m
Green House Cafe190 m

Nearby restaurants

Oslo Court62 m
Azan98 m
Johnny Green105 m
Soutine133 m

Nearby pubs

The Duke Of York249 m
The Ordnance Arms368 m
Lord's Tavern676 m
The Trader's Inn1.1 km

Nearby gyms

1 Rebel183 m
Heartcore Fitness556 m
Lisson Green Outdoor Gym899 m
Swiss Cottage Leisure Centre Swimming Pool1.1 km

Nearby pharmacies

Courtenay Chemists147 m
St Johns Wood Pharmacy222 m
Lord's Pharmacy397 m
Woods Chemist1.0 km

Nearby health

Aura Dental102 m
SmileMore Dental Care212 m
St John's Wood Medical Practice452 m
Hospital of St John and St Elizabeth481 m
Food hygiene (5-star)62% of 68

Business

Local businesses registered here

Active businesses
7
New (last 12 months)
1
Dissolved (last 12 months)
0
Industry diversity
7
3yr survival rate
100.0%
Right-to-buy sales (5yr)
44

High street

A

High street health

Registered businesses

ANGLIA DESIGN LLP
ELYSIUM COMPUTING LTD
GINGER MEDIA AND EVENTS CO (UK) LTD
RAHMAN HOUSING SOLUTIONS LTD
SMSD LIMITED

+2 more

Investment

Investment grade, yield and market outlook

66

Investment score

Good

Score reflects rental yield, demand & liquidity — not capital appreciation. See Price growth potential below.

Avg monthly rent
£2,622London avg: £1,950/mo
Gross yield
4.0% (average)London avg: 3.8%Above average yield
Gentrification score22/100
Right-to-buy sales (5yr)Owner-occupier growth signal44

Rental market

High

Demand

Low

Void risk

Young professional

Tenant profile

+15.3%

Rent growth (1yr)

Market liquidity

Future outlook

50.9

Price growth score

C
High

Development pressure

Low

New supply risk

Infrastructure pipeline

Infrastructure score13/100
Bakerloo Extension route6,290m
Crossrail 2 route2,499m

Demographics

16 Jun

Population, deprivation and income

Decile 7/10

Less deprived than average

Index of Multiple Deprivation

Less deprived than average

Rank: 22,690 nationally

1,896

Est. population

29,017/km²

59%

Employed

61%

Degree educated

£41,700

Median income

2.1%

Claimant rate

Inner cityVery high densityYoung professionals

25

Community stability

Age profile

17%
26%
30%
14%
Under 1817%
18–3426%
35–4930%
50–6414%
65+13%

Tenure

16%
58%
15%
Own outright16%
Own (mortgage)11%
Private rent58%
Social rent15%
Shared ownership0%
Rent free0%

Ethnicity

32%
35%
16%
White British32%
White Other35%
Asian16%
Black2%
Mixed5%
Other10%

Employment & lifestyle

Managerial / professional51%
Routine / semi-routine9%
No car household63%
Unemployed3%
No qualifications11%

Housing tenure (Census 2021)

Private rent58%
Social rent15%

vs. London

Income vs London-0.7%

Planning

Conservation areas and development

Conservation area
Yes
Article 4 area
Yes
Listed buildings (800m)
124
Live planning apps (800m)
18
Development activity
high
Residential apps (800m)
2
Commercial apps (800m)
2
Major developments (800m)
0
Planning apps (12 months)
54
Planning apps (3 years)
32
Local approval rate
69%
Borough approval rate
85%
Opportunity area
No
CIL rate (residential)
£500/m²
Coal mining risk area
No
Japanese knotweed sites (400m)
4

Housing pipeline (800m)

Homes approved
0
Under construction
0
Completed (3yr)
6
Largest scheme
385 homes · DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, DEPOT, ST MARYLEBONE RAILWAY LAND, OFF, PARK ROAD, NW1
Pipeline pressure
NONE

Named schemes (500m)

Dora House, 60, St John's Wood Road, NW8 7HN282 homes
completed
28-32, 28-32, Wellington Road, NW8 9SP36 homes
completed
90, 90, ALLITSEN ROAD, NW812 homes
completed
3, 3, Circus Road, NW8 6NX4 homes
completed
Ordnance Mews, NW8 6PN3 homes
completed

Politics

Local councillors and MP

Ward majority
Conservative
Ward majority vote
17.3%
Ward turnout
35%
Election year
2026
MP
Rachel Blake (Labour (Co-op))
MP majority
2,708
Constituency
Cities of London and Westminster

Councillors

Robert Charles RigbyConservative
Paul Stanley SwaddleConservative
Ralu Oteh-OsokaConservative

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Key facts for NW8 7AD

Full postcodeNW8 7AD
Postcode districtNW8
BoroughLondon Borough of Westminster
WardRegent's Park
Latitude51.533294
Longitude-0.168043
Parliamentary constituencyCities of London and Westminster
CountryEngland
RegionGreater London

Trusted official data sources

Office for
National Statistics
LONDONDATASTORE
Ofsted
HM LAND
REGISTRY
Environment
Agency
DATA.POLICE.UK
GOV.UK
TfL
Transport
for London
NHS
Digital
Companies
House
Royal
Mail
Food Standards
Agency
Ofcom
Met
Office
Ordnance
Survey